Home Equity Lending: Detailed Analysis
Last Reviewed: May, 2018
 
Open-End Credit Shortcuts
Account-Opening Disclosures Required Disclosures Payments
Billing Error Resolution APR Determination Right of Rescission
Closed-End Credit Shortcuts
General Disclosure Requirements Content of Disclosures Mortgage and Variable-rate Transactions
Subsequent Disclosure Requirements Treatment of Credit Balances APR Determination
Right of Rescission    
Subpart D - Miscellaneous Shortcuts
Record Retention APR in Oral Disclosures Language of Disclosures
Effect on State Laws State Exemptions Limitations on Rates
Subpart E—Special Rules for Certain Home Mortgage Transactions Shortcuts
General Rules Requirements for Certain Closed-End Home (“Section 32”) Mortgages Prohibited Acts or Practices in Connection with “Section 32” Mortgages
Prohibited Acts or Practices in Connection with “Higher-Priced Mortgage Loans” Prohibited Acts or Practices in Connection with Credit Secured by a Consumer's Principal Dwelling Mortgage Transfer Disclosures

The following Regulation Z provisions apply to both open-end and closed-end home equity loans:

Open-End Credit

General Disclosure Requirements

Form of Disclosures

Home equity disclosures must be made clearly and conspicuously in writing, and must be grouped together and segregated from all unrelated information. The disclosures may be provided on the application form or on a separate form, and need not be in a form the member can keep.

For an application that is accessed by the member in electronic form, the required disclosures may be provided in electronic form on or with the application. Whether disclosures must be in electronic form depends upon the following:

When the term “annual percentage rate” is required to be disclosed with a number, it must be more conspicuous than other required disclosures.

Time of Disclosures

The required disclosures and brochure must be provided at the time a home equity loan application is provided to the member. If the application is contained in a magazine or other publication, or it is received by telephone or through an intermediary agent or broker, the disclosures and brochure may be delivered or placed in the mail not later than three (3) business days following receipt of a member's application.

For publicly-available applications, such as “take-ones,”the disclosures and a brochure must be included with the application.

A credit union may solicit members for its home equity plan by mailing a response card which the member returns to indicate interest in the plan. If the only action taken by the credit union upon receipt of the response card is to send the member an application form or to telephone the member to discuss the plan, the credit union need not send the disclosures and brochure with the response card.

Denial or Withdrawal of Application

In situations where the three-day delay in providing disclosures and the brochure applies, if the credit union determines within that period that an application will not be approved, or the member withdraws the application, the disclosures and brochure need not be provided.

Duties of Third Parties

Persons other than the credit union who provide applications to members for home equity plans must provide the required brochure at the time an application is provided. If such persons have the required disclosures for a credit union's home equity plan, they must also provide the disclosures at such time.

Content of Disclosures

The credit union must provide the following disclosure statements, as applicable:

[The disclosures above must precede the other required disclosures (except the specific conditions outlined in the bullet point below)].

Brochure

The home equity brochure as shown on the Bureau of Consumer Financial Protection website or a suitable substitute must be provided. Credit unions are permitted to provide more detailed information than is contained in the BCFP's brochure.

If a credit union determines that a third party has provided the required brochure to a member, the credit union need not give the member a second brochure.

Limitations on Home Equity Plans

No credit union may, by contract or otherwise:

Refund of Fees

A credit union must refund all fees paid by the member to anyone in connection with an application if any term required to be disclosed changes (other than a change due to fluctuations in the index in a variable-rate plan) before the plan is opened and, as a result, the member elects not to open the plan.

Neither a credit union nor any other person may impose a nonrefundable fee in connection with an application until three (3) business days after the member receives the disclosures and brochure required under this section. If the disclosures and brochure are mailed to the member, the member is considered to have received them three (3) business days after they are mailed.

Account-Opening Disclosures

Required Disclosures

A credit union must disclose the following items in a form the member can keep, to the extent applicable:

Periodic Statement

A credit union must provide members a periodic statement that discloses the following items, to the extent applicable:

Subsequent Disclosure Requirements

Furnishing Statement of Billing Rights

A credit union must mail or deliver the required billing rights statement at least once per calendar year, at intervals of not less than six (6) months nor more than 18 months, either to all members or to each member entitled to receive a periodic statement for any one billing cycle.

In the alternative, a credit union may mail or deliver, on or with each periodic statement, a statement substantially similar to FRB model form in Appendix G.

Written Notice Required

Whenever any term required to be disclosed is changed or the required minimum periodic payment is increased, the credit union must mail or deliver written notice of the change to each member who may be affected. The notice must be mailed or delivered at least 15 days prior to the effective date of the change. The 15-day timing requirement does not apply if the change has been agreed to by the member; the notice must be given, however, before the effective date of the change.

If the credit union prohibits additional extensions of credit or reduces the credit limit, the credit union must mail or deliver written notice of the action to each member who will be affected. The notice must be provided not later than three (3) business days after the action is taken and must contain specific reasons for the action. If the credit union requires a member to request reinstatement of credit privileges in writing, the notice must also state that fact.

Notice Not Required

A credit union is not required to provide notice in the following circumstances:

Change in Terms

No notice of a change in terms need be given if the specific change is set forth initially, such as: rate increases under a properly disclosed variable-rate plan, a rate increase that occurs when an employee has been under a preferential rate agreement and terminates employment, or an increase that occurs when the member has been under an agreement to maintain a certain balance in a savings account in order to keep a particular rate and the account balance falls below the specified minimum.

State Law Issues

Examples of issues controlled by state or other applicable law include:

Change in Billing Cycle

A change-in-terms notice must be provided whenever a credit union changes the member’s billing cycle, if the change either affects any of the terms required to be disclosed or increases the minimum payment (unless an exception applies). For example, the credit union must give advance notice if it had initially disclosed a 25-day grace period on purchases and the member will have fewer days during the billing cycle change.

Affected Members

Change-in-terms notices need only go to those members who may be affected by the change. For example, a change in the periodic rate for check overdraft credit need not be disclosed to members who do not have that feature on their accounts.

Timing

The rule that the notice of the change in terms be provided at least 15 days before the change takes effect permits mid-cycle changes when there is clearly no retroactive effect, such as the imposition of a transaction fee. Any change in the balance computation method, in contrast, would need to be disclosed at least 15 days prior to the billing cycle in which the change is to be implemented.

Advance notice of 15 days is not necessary—that is, a notice of change in terms is required, but it may be mailed or delivered as late as the effective date of the change—in two circumstances:

Form of Change-in-Terms Notice

A complete new set of the initial disclosures containing the changed term complies if the change is highlighted in some way on the disclosure statement, or if the disclosure statement is accompanied by a letter or some other insert that indicates or draws attention to the term change.

When the term change is the addition of a security interest or the addition or substitution of collateral, a copy of the security agreement that describes the collateral securing the member's account may be used as the notice.

Payments

A credit union must credit a payment to the member's account as of the date of receipt, except when a delay in crediting does not result in a finance or other charge.

Specific Requirements for Payments

A credit union may specify reasonable requirements for payments that enable most members to make conforming payments, such as the following:

Nonconforming Payments

If a credit union specifies, on or with the periodic statement, requirements for the member to follow in making payments, but the member makes a nonconforming payment, the credit union must credit the payment within five (5) days of receipt. Finance charges may accrue for the period between receipt and crediting of payments.

Adjustment of Account

If a credit union fails to credit a payment in time to avoid the imposition of finance or other charges, the credit union must adjust the member's account so that the charges imposed are credited to the member's account during the next billing cycle.

Crediting of Payments When the Credit Union Does Not Receive or Accept Payments on Due Date

If the due date falls on a date when the credit union does not accept payments by mail, the credit union must treat the payment as timely on the next business day the credit union accepts or receives payments by mail. When an account is not eligible for a grace period, imposing a finance charge due to a periodic interest rate does not constitute treating a payment as late.

If the credit union accepts or receives payments made on the due date by a method other than mail, such as electronic or telephone payments, the credit union is not required to treat a payment made by that method on the next business day as timely, even if it does not accept mailed payments on the due date.

Billing Error Resolution

Definition of Billing Error

For purposes of this section, the term billing error means:

Billing Error Notice

A billing error notice is a written notice from a member that:

Time for Resolution

A credit union must mail or deliver written acknowledgment to the member within 30 days of receiving a billing error notice, unless the credit union has complied with the appropriate resolution procedures, as applicable, within the 30-day period.

A credit union must also comply with the appropriate resolution procedures, as applicable, within 2 complete billing cycles (but in no event later than 90 days) after receiving a billing error notice.

Rules Pending Resolution

Until a billing error is resolved, the following rules apply:

Procedures if Billing Error Occurred as Asserted

If a credit union determines that a billing error occurred as asserted, it must do the following within the time limits of this section:

Procedures if Different Billing Error or No Billing Error Occurred

If, after conducting a reasonable investigation, a credit union determines that no billing error occurred or that a different billing error occurred from that asserted, it must do the following within the time limits of this section:

Creditor's Rights and Duties After Resolution

If a credit union, after complying with all of the requirements of this section, determines that a member owes all or part of the disputed amount and related finance or other charges, the credit union must do the following:

A credit union may report an account or amount as delinquent because the amount due remains unpaid after the credit union has allowed any time period disclosed, as applicable, or 10 days (whichever is longer) during which the member can pay the amount.

Reassertion of Billing Error

A credit union that has fully complied with the requirements of this section has no further responsibilities under this section if a member reasserts substantially the same billing error.


[1] This disclosure applies only to fees (such as penalty or prepayment fees) that the credit union imposes if it terminates the plan prior to normal expiration. The disclosure does not apply to fees that are imposed either when the plan expires in accordance with the agreement or if the member terminates the plan prior to its scheduled maturity. In addition, the disclosure does not apply to fees associated with collection of the debt, such as attorneys’ fees and court costs, or to increases in the APR linked to the member's failure to make payments. The actual amount of the fee need not be disclosed. Return

[2] For fixed rates, a “recent APR” is one that has been in effect under the plan within the last 12 months preceding the date the disclosures are provided to the member. For variable-rate plans, a “recent APR” is the most recent rate provided in the historical example, or a rate that has been in effect under the plan since the date of the most recent rate in the table. If different payment terms may apply to the draw and any repayment period, or if different payment terms may apply within either period, the disclosures shall reflect the different payment terms. Return

[3] A credit union may terminate and accelerate under this provision only if the member actually fails to make payments. For example, a creditor may not terminate and accelerate if the consumer, in error, sends a payment to the wrong location, such as a branch rather than the credit union’s main office. If a member files for or is placed in bankruptcy, the credit union may terminate and accelerate under this provision if the member fails to meet the repayment terms of the agreement. This section does not override any state or other law that requires a right-to-cure notice, or otherwise places a duty on the credit union before it can terminate a plan and accelerate the balance. Return

[4] The change must be agreed to in writing by the member. Credit unions are not permitted to assume consent because the member uses an account, even if use of an account would otherwise constitute acceptance of a proposed change under state law. Return